u can not require in most states for tenants to do maintenance only to keep neat and tidyI offer a base rent -0 per cent above market and an early "on or before rent due date received" payment discounted rentNot a late feeIf you do NOT enlist in a mortgage qualification coaching service and leave the tenant to procrastinate on get loan pre qualified, in 30 years of doing lease options I see the tenant not being successful at getting a home loan

I finally came full force reading Brandon and Jscott's book this time and gained a tremendous amount of confidence.

I've been trying to find ways to approach the situation with some of my leads lately, but I think if you market as a cash buyer (implying discount), they won't follow your conversation towards listing the house. 

You can then call them or mail a postcard to these investors letting them know that you have discounted properties for sale in the area near where they already have a house.

And that is exactly why BP has been tremendously helpful, and i would like to go ahead and ask one little favour: I would like to purchase buy and hold properties with a positive cash flow and would like to invest out of state(given the high prices here in CA).

It may, or may not, been at a slight discount.

The condo should be discounted quite a bit as well due to the issues.I personally bought into such a situation back in the black days of 2010 in San Francisco.

Does REIGuard offer any kind of discount the more properties you've insured through them?

As @Curt Davis mentioned https://limaonecapital.com looks like a good options to start with.Then go to the market and try to understand what a good deal is. you will need to look at over 12% gross yield and minimum 15% bellow retail value for it to be a reasonable deal. remember you need that discount OR equity upside as its non appreciating market and you want to recycle your money/deposit out.

There's no limit to commercial loans.Everyone talks about 'the limit' because they see the 0.5%-1% discount on residential loans as invaluable and make a decision not to pursue rentals beyond that point.